Builder can seek zoning variance for Upper Saucon course

Some residents blast supervisors' decision, development proposal.

November 24, 2004|By Joe McDermott Of The Morning Call

Opposition to a proposed age-restricted development at Locust Valley Golf Club is growing in Upper Saucon Township, but supervisors on Tuesday agreed to let a Bucks County builder proceed with a zoning change request.

The board's action drew criticism from two outspoken development opponents and neighbors of the 50-year-old course also lined up against the proposal. They called on supervisors to seek alternatives to building on the historic course and urged the township to find ways to preserve the open space.

While the board agreed to let McGrath Homes of Langhorne proceed with its request for a zoning change that would allow a higher-density, clustered development for residents over age 55, supervisors said it does not mean they will approve the change.

But several indicated they consider the McGrath proposal a better alternative to traditional development that would allow two homes per acre on the approximately 130-acre property just outside Coopersburg. About 30 acres of the course is in Springfield Township, Bucks County.

Company President John J. McGrath Jr. told supervisors and planners earlier this month that he wants to erect 300, $300,000 town homes in 75 buildings. McGrath has also said he wants to preserve more than 90 acres as a private nine-hole or executive course for home buyers.

Supervisor Stephen Wagner moved to reject the request without a hearing, but no other board members supported his motion.

"The most appropriate thing is to leave it as R-2 zoning," Wagner said, adding that the surrounding neighborhood also has R-2 or R-1 -- one home per acre -- zoning. "I think we should not be changing our zoning on an ad hoc basis."

Resident Miro Gutzmirtl, who ran for supervisor with Wagner in 2003, agreed with him and criticized Supervisors James and Joyce White for apparently supporting the McGrath proposal..

Resident Mindy Moore, a frequent critic of supervisor decisions on development plans, accused the board of making its decision without listening to input from the community.

"The residents of this community are being left behind. It's already signed, sealed and delivered," Moore said.

James White told Moore he listens to residents, but he also listens to people such as golf course owner Rich Schwab. "The property will undoubtedly be sold," White said.

Joyce White said the board is simply seeking the best development plan if faced with the inevitable.

Schwab, of Lower Milford Township, said he and other owners can no longer keep operating Locust Valley because of rising costs and declining play. The owners have spent about $1.2 million to upgrade the course since buying it eight years ago, but increased competition from newer courses and combined projects, such as the one McGrath proposes, make it a losing proposition, he said.

McGrath, who remained silent during the discussion, said afterward that he will approach community members to persuade them his plans will benefit the community.

"There are always questions," said McGrath, who has done similar projects in Middletown Township, Bucks County, and Limerick, Montgomery County. "We're not fighters. We go in and try to work with people."